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Mini Mall Storage Properties Trust

Investor Eligibility : Open
Minimum Investment : Class D $5,000CAN; Class D-U $5,000USD
Total Target Return : 12.0 -15.0% per annum (10-Yr), Net of fees; Inclusive of an 8% preferred return. 

January 2024 : Active Online
Compliance : 20231017IC

Mini Mall Storage Properties Trust : Overview and Investment Strategy

Mini Mall Storage Properties ("MMSP") has successfully levered the combined Avenue Living platform to address aggressive growth.













Avenue Living internal data (unaudited); AUM information presented as at August 31, 2023; Operating information presented as at November 30, 2023.


Mini Mall has developed a consolidation strategy to acquire assets at value prices, leverage Avenue Living’s operational platform, and optimize the legacy operations of newly acquired assets to improve potential returns.

Consolidating the Unconsolidated

  • Target existing assets with strong cash flow history and the potential for growth through technology.

  • Typically, “mom and pop” legacy owner-operators with expense reduction and revenue optimization opportunities available.

  • Focus on legacy run assets previously overlooked by larger players in the industry.


Leveraging a Robust Platform

  • Leverage the Avenue Living platform to create and promote long-term operational efficiencies.

  • Developed systems, infrastructure, and processes to allow for the consolidation of legacy run assets at scale.

  • Access to Avenue Living’s extensive lender network, across Canada and the United States.

Optimizing Legacy Operations

  • Applying automation and technology to assets that have traditionally been underfunded, creating efficiency improvements and reducing expenses.

  • Operations are streamlined, optimized, and scaled across acquisitions to reduce expenses and increase cash flows.

  • Improved client experience drives growth and retention.


Avenue Living internal data (unaudited).

Mini Mall Storage Properties Trust : Asset Focus

Legacy run, older assets are generally overlooked by large public companies, whereas newly built, highly amenitized assets are the primary focus of these firms. MMSP’s goal is to bolster the performance of these legacy run assets through active management, light-to-moderate facility upgrades, and by leveraging available automation & technology solutions.


  • Older Stock Low Rent PSF Defensive During Recession

  • Fragmented Market Higher Relative Yields Cap Range: 6%-9%


  • New Build

  • High Rent PSF Business Cycle Risk Consolidated Market Low Yields

  • Cap Range: 3%-5.5%

Mini Mall Storage Properties Trust management estimates, based on internal analysis; May be subject to change without notice.

Mini Mall Storage Properties Trust : Focus on Technology

Access anywhere, anytime.

Significant focus on software and mobile technology.

After-hours access to move in.

Screens MiniMall.png

Data analytics drive price control.

Automatic price increase when inventory hits threshold.

Kiosk and automated gates allow easy access 24/7.

Auto lock out when overdue.

Reduced need for employees during low traffic periods.

Fully integrated web presence.

Avenue Living internal data (unaudited); AUM information presented as at June 30, 2023; Operating information presented as at July 31, 2023.

Mini Mall Storage Properties Trust : Business Strategy

Mini Mall Storage Properties continues to pursue acquisitions in both Canada and the United States through the application of the following guiding principles :


Utilize data-driven models to prioritize affordable markets with a diversified and stable local economy centered around federal employment, educational institutions, and medical facilities, among other economic factors.


Penetrate markets with low institutional competition, providing the opportunity to consolidate underperforming, legacy facilities at below replacement cost values in fragmented markets with higher risk adjusted returns.


Acquire recession resilient, low maintenance, and cash flowing assets that allow us to leverage our extensive operating experience into legacy self storage markets in Canada & the United States.


Capitalize on out migration from urban centers fueled by housing unaffordability and remote work, which is anticipated to spur population changes and increased storage demand in all markets.


Leverage our experienced acquisitions and management team to provide insight into identifying mispriced buying opportunities, revenue enhancement strategies, and efficient technological stewardship of the portfolio.


Create portfolio diversification across geographic regions, self storage facility types, and operational platforms mitigating market disruptions, financing risk, and yield volatility.

Mini Mall Storage Properties Trust : Executive Summary

Executive Summary

  • The Avenue Living Group of Companies ("AvenueLiving") has an established track record of more than C$2billion in transactions across hundreds of acquisitions, with assets in both Canada and the United States.

  • Since its inception, the Trust’s focus on consolidating legacy run assets with strong cashflow characteristics – combined with its active management approach and strategy of optimizing existing operations through the application of automation and technology – has continued to drive value for its unit holders and stakeholders.

  • Building on the Trust's platform strength and a demonstrated ability to execute, the Trust recently launched Phase IV of its growth strategy to expand into United States markets, focused primarily on legacy run storage assets.

  • Expansion into the United States self storage market increases Mini Mall Storage Properties’ potential addressable market between Canada and the United States.

  • The socio-economic characteristics of self storage clients transcends geographic borders, with comparable needs and service requirements between the United States and Canada.

  • The Trust utilizes an investment committee that includes independent trustees to monitor and govern investment allocations.

  • The Trust believes that international diversification of the Mini Mall Storage Properties self storage asset portfolio throughout Canada and the United States has the potential to enhance the risk-return profile of the Trust and optimize the risk premium.

Offering Terms : Disclaimers & Appendix

Mini Mall Storage Properties Trust : Disclaimers & Appendix


Investment in securities of the Fund involves a degree of risk and is suitable only for investors who can withstand the loss of their investment. No assurance, representation, or warranty can be given that the Fund’s investment objectives will be achieved or that investors will receive a return of their invested capital.

Disclaimer Certain information set forth in this presentation contains “forward-looking information” including, but not limited to, the (i) projected financial performance of the Trust; (ii) the expected development of the Trust and the Partnerships’ business and projects; (iii) execution of the Trust's and/or the Partnerships’ vision and growth strategy; (iv) sources and availability of third-party financing for the Partnerships’ projects; and (v) future liquidity, working capital, and capital requirements. Forward-looking statements are provided to allow potential investors the opportunity to understand management’s beliefs and opinions in respect of the future so that they may use such beliefs and opinions as one factor in evaluating an investment. These statements are not guarantees of future performance. Such forward-looking statements necessarily involve known and unknown risks and uncertainties, which may cause actual performance and financial results in future periods to differ materially from any projections of future performance or result expressed or implied by such forward-looking statements. Although forward-looking statements contained in this presentation are based upon what management believes are reasonable assumptions, there can be no assurance that forward- looking statements will prove to be accurate, as actual results and future events could differ materially from those anticipated in such statements. Management undertakes no obligation to update forward-looking statements if circumstances or management’s estimates or opinions should change except as required by applicable securities laws. The reader is cautioned not to place undue reliance on forward-looking statements. This presentation is not a formal offering document. It does not, and is not intended to, provide any financial, legal, accounting, or tax advice and must not be relied upon by investors in that regard. This presentation should not be used, or relied upon, as a substitute for an investor’s independent research or consultation with financial, legal, or tax advisors. As a result of risks inherent in any investment, there can be no assurance that Mini Mall will meet its investment objectives or otherwise be able to successfully carry out its investment program. The Trust’s returns may be unpredictable and accordingly, the Trust’s investment program is not suitable as the sole investment vehicle for an investor, or for an investor that is looking for a predictable source of cash flow. An investor should only invest in the Trust as part of an overall investment strategy. Prospective investors who are relying on the offering memorandum prospectus exemption should refer to the Offering Memorandum of the Trust dated the 30th of June 2023. for more complete disclosure about the Trust and risks applicable to an investment in the Trust. The Offering Memorandum is available at

Pinnacle Wealth Brokers Inc.

Internal Compliance Audit : Mini Mall Storage Properties Trust 20231017IC : 2,5,6,16,17,18,19,27

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